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1. What does the Planning Board do?

The Planning Board is responsible for reviewing all subdivision applications and larger development proposals requiring site plan review. See the Land Use Ordinance (Chapter 145 of Town Code) and Subdivision Ordinance (Chapter 202 of the Town Code) for more information on requirements and processes.

See the Planning Department page for information and application forms. The Planning Board also participates in overall planning for the town and is involved in all proposed changes to the Land Use and Subdivision Ordinances.

2. When does the Planning Board meet?

The Planning Board meets 2 times per month, usually on the 1st and 3rd Monday of each month in the Littlefield Meeting Room located in Town Hall. Meetings typically begin at 7 p.m. All meetings are open to the public, however, not all meetings include public hearings.

If you wish to attend a meeting and / or speak at a meeting it is recommended you call the Planning Office to confirm meeting dates and times and to confirm that the project you wish to speak about is scheduled for a public hearing. Meetings are typically televised on the town public access channel. Review our meeting calendar for additional details.

3. Who attends scheduled site walks?

When the Planning Board receives an application they must consider scheduling a site walk of the property. The Planning Board typically schedules site walks for Saturday mornings, but it is always recommended that interested parties contact the Planning Office to confirm a date and time for a project of interest.

Site walks are open to the public and are held with a few Planning Board members, the applicant, the applicant's engineers, and concerned abutters in attendance. This is an opportunity for all attendants to better grasp the proposal, determine areas of concern or needed attention, and ask some general questions about the proposal. The results of the site walk will be formally reported at the next available Planning Board meeting.

Attendees of all site walks participate at their own risk and should keep in mind weather conditions, terrain, and be properly dressed and equipped. 

4. How does one become a member of the Planning Board?

To be considered for a position on the Planning Board one must be a year-round resident of the Town of Wells. All members and alternate members are volunteers who are able to devote 2 Monday evenings per month and an occasional Saturday morning for Planning Board meetings and scheduled site walks.

If you are interested in volunteering for a position on the Planning Board please contact the Volunteer Coordinator to fill out an application. As positions on the Planning Board become available, volunteer applications will be presented to the Board of Selectmen and a volunteer will be selected and appointed.

5. I have received an abutter notice. What should I do now?

If you have received an abutter notice for a subdivision or site plan application, this means a development is proposed on a lot that neighbors or is across the street from your own lot. It is recommended you call or visit the town Planning Office to review the proposal to better understand what is proposed.

Any comments or concerns you have should be made in writing and submitted to the Planning Office. Your comments will then be given to the applicant and the Planning Board members for review.

6. Are site walks held in bad weather?

The Planning Board does not schedule site walks during the months of January, February and March. The Planning Board also does not typically hold a scheduled site walk if the ground is covered with snow or during a storm. When possible the Planning Board will reschedule a site walk that was cancelled at the next available Planning Board meeting; or will have to wait until April to hold a site walk. If there is a concern about weather, it is recommended attendants call the Planning Office to confirm if a site walk will be held or not.

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1. What does the Staff Review Committee do?

The Staff Review Committee reviews site plan applications that propose up to 6,000 square feet of gross floor area and / or land area; or fewer than 25 additional parking spaces; and the property is not subject to a prior site plan approval by a higher reviewing authority or the former Site Review Board. See the Land Use Reviewing Authority Chart in the Town Code chapter 145 for more information.

2. When does the Staff Review Committee meet?

The Staff Review Committee typically meets on the 2nd and 4th Tuesday of each month. Meetings typically begin at 9 a.m. and are held in the Town Hall Littlefield Meeting Room. To review meeting dates see our Meeting Calendar and Deadlines page.

3. Who are the Staff Review Committee members?

Staff Review Committee membership consists of representatives for the Road Commissioner, the Fire Chief, the Police Chief, the Code Enforcement Officer, and the Planning Director.

4. How does the Staff Review Committee differ from the Planning Board?

The Staff Review Committee does not conduct formal site walks or public hearings like the Planning Board does. Members of the public are welcome to attend Staff Review Committee meetings but must understand that these meetings are not public hearings and comments from the public are taken at the discretion of the committee.

All decisions made by the Staff Review Committee must be unanimous; if a vote for an application is not unanimous the application must go to the Planning Board, where votes are not required to be unanimous.

5. I've received an abutter notice for a project to be reviewed by the Staff Review Committee, what do I do now?

If you have received an abutter notice this means a development is proposed on a lot that neighbors or is across the street from your own lot. It is recommended abutters or those concerned call or visit the Planning Office to review the application as soon as possible.

Any comments, questions or concerns should be made in writing and submitted to the Planning Office so the Staff Review Committee can be made aware of possible issues that may exist.

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1. How do I schedule a Pre-Construction Meeting?

Please contact the Office of Planning & Development with some suggested dates and time of day for your pre-construction meeting. We will co-ordinate with the appropriate Town Departments, town third party inspectors and other utility companies that have interest in the development. Once a date and time is set we will contact you so that you can co-ordinate with your contractors and subcontractors. Pre-Construction meetings are held at Town Hall.

2. When is the deadline for submitting an application to the Planning Office for Planning Board or Staff Review Committee consideration?

The initial submission of a site or subdivision application is strictly required to be provided to the Planning Office no later than 4 PM on the dates specified within the submission deadline calendar provided on this website here and posted in Town Hall. A good rule of thumb is no later than 4 PM, 10 business days before a desired scheduled meeting.

3. Who sends abutter notices?

The Office of Planning & Development is happy to mail notices to abutters on your behalf as this can provide some savings in postage costs for the applicant and ensures that the most up to date mailing addresses and all applicable abutters are notified of your proposed development. If you wish to prepare your own notices, we recommend you contact the Planning Office so we can assist you in preparing an accurate abutter mailing list. 

4. How many plan copies are needed?

• Copies of the site plan or subdivision plan for Planning Board applications to be provided in 1 of the following ways:

 3 plans measuring 24" by 36 inches plus 9 plans measuring 11" by 17 inches; or

 12 plans measuring 24" by 36 inches.  Please have plans pre-folded.

• Copies of the site plan for Staff Review Committee applications in 1 of the following ways:

 3 plans measuring 24" by 26 inches plus 5 plans measuring 11" by 17 inches; or

 8 plans measuring 24" by 36 inches. Please have plans pre-folded. 

5. What is a Reviewing Authority?

For applications seeking approval to operate a business the Town requires the business obtain site plan approval. The site plan is reviewed by the proper Reviewing Authority.  The Reviewing Authority for site plan approvals could be (1) the Code Enforcement Officer and Town Planner, the (2) Staff Review Committee, or the (3) Planning Board.  The Reviewing Authority Chart  defines which applications go before which Reviewing Authority.

For applications seeking subdivision approval for dwelling units and lots, the Town requires the subdivision obtain subdivision approval by the Planning Board.